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The Community Redevelopment Agency of the City of Los Angeles, Ca

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The Community Redevelopment Agency of the City of Los Angeles, Ca THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF LOS ANGELES, CA M E M O R A N D U M 4 DATE: FEBRUARY 21, 2008 MC6990 TO: CRA/LA BOARD OF COMMISSIONERS FROM CECILIA V. ESTOLANO, CHIEF EXECUTIVE OFFICER RESPONSIBLE PARTY: CAROLYN HULL, REGIONAL ADMINISTRATOR MIRIAM NEGRI, CITY PLANNER SUBJECT: APPROVAL OF A RESIDENTIAL USE AND SETBACK PARKING ON A COMMERCIAL DESIGNATED PARCEL LOCATED AT 8753 SOUTH SAN PEDRO STREET, IN THE BROADWAY/MANCHESTER RECOVERY REDEVELOPMENT PROJECT AREA SOUTH LOS ANGELES REGION (CD9) RECOMMENDATION That the CRA/LA Board of Commissioners approve a residential use and its setback parking on a commercial designated parcel (to allow the construction of two dwelling units and required parking spaces thereon) pursuant to Sections 506 and 514 of the Redevelopment Plan for the Broadway/Manchester Recovery Redevelopment Project Area (“Redevelopment Plan”). SUMMARY 1. The Proposed Project And Its Site This action recommends approval of a residential use and its setback parking on a “commercial” designated parcel (to allow the construction of two dwelling units and related parking in the rear setback area). The parcel is generally bounded by 87th Place on the north, Wall Street on the west, 88th Street on the south, and San Pedro Street on the east. The parcel is located at 8753 South San Pedro Street (“Site”) in the Broadway/Manchester Recovery Redevelopment (“Project Area”). A diagram of the Site is on Attachment “A” hereto. The owner of the Site, Seacliff Properties, Inc. (“Owner”), proposes to construct a two- story duplex and related parking on the 2,520 sq. ft Site (“Project”). The Owner will be renting the duplex building at market rate once completed. A Site Plan of the Project is on Attachment “B” hereto. The City Zoning Code designates the Site as “[Q]C2-1VL” with a maximum density of six units. The City’s Southeast Los Angeles Community Plan designates the Site as “General Commercial” with corresponding zones of CR, C1.5, C2, P and RAS3. Thus, the underlying zone and Community Plan land use designations RESIDENTIAL USE ON COMMERCIAL DESIGNATED PARCEL 2 allow the proposed residential use by right. However, the Redevelopment Plan designates the Site for Commercial use only (see Section 2 below), thus creating an obstacle to develop the Project. Additionally, the Redevelopment Plan prohibits parking in the setback area of the Site (see Section 3 below), thus creating a second obstacle to developing the Project. The proposed two-story building on the Site will contain approximately 2,000 sq. ft. The first floor will contain an 820 sq. ft. two-bedroom unit with living room, dining room, kitchen and 1 and 1/2 bathrooms. The second floor will contain a 1,175 sq. ft. three- bedroom unit with living room, dining room, kitchen, two full baths and a laundry area. Both units meet the “minimum unit area range” specified in the CRA/LA Housing Guidelines for a two and three bedroom unit. There will be four parking spaces for the residents on the Site, two of which will be within a garage. To comply with the City Planning Code, all of the Project’s parking stalls will be provided on the Site. The Project’s floor plans are on Attachment “C” hereto. 2. The Proposed Project Is An Appropriate Nonconforming Use On The Site Plan Section 506 (Nonconforming Uses) states that “the Agency may authorize additions, alterations, repairs, or other improvements or changes in use of land or buildings in the Project Area for uses which do not conform to the provisions of this Plan where, in the determination of the Agency, such improvements would be compatible with surrounding projects uses and developments”. In short, Section 506 provides for discretionary approval of non-conforming residential uses on Commercial designated parcels following a “compatibility” determination. Accordingly, under this Section the CRA/LA Board of Commissioners (“Board”) has the discretion to approve (or disapprove) the proposed Project with such a compatibility determination. The Site is a vacant rectangular shaped parcel. The Project will be properly located on the Site, and with respect to the surrounding uses. These uses are predominantly residential uses to the north, south and west of the Site, a mixture of residential and commercial uses south of the Site, and industrial uses to the east. It should be noted that the Los Angeles Unified School District is planning to purchase the industrial properties directly east of the Site, to build a new high school. See Context Map on Attachment “D” hereto. The existing built environment along the San Pedro Street corridor consists of approximately 80% residential, 17% vacant parcels, and 3% commercial uses. Because the preponderance of uses surrounding the Site are residential (and the proposed duplex will be served by the planned school), staff believes this Project is compatible with these uses. Additionally, the proposed Project meets several Plan Objectives such as a) Improve the quality of the environment and promote a positive image for the area (by the Project’s new construction on a blighted vacant lot); b) Promote architecture and urban design standards including standards for heights, building setbacks, building facades, building materials, and compatibility of new construction with existing structures (by harmonizing the duplex’s box shape bungalow style and tile roof with the surrounding California bungalows with their Craftsman and Spanish designs); c) Provide housing choices and increase the supply of quality housing for all incomes and all age groups (by the Project’s new residential units for market rate rental); and d) Promote the development of sound residential neighborhoods through mechanisms such as land use, density and sensitive infill housing (by the Project’s new residential structure and parking RESIDENTIAL USE ON COMMERCIAL DESIGNATED PARCEL 3 which are properly sited and configured to harmonize with their mostly residential surroundings.) Based on the above, staff recommends that the Board find the proposed Project compatible with its surrounding uses, and accordingly, approve it as a non-conforming residential use on the Site. 3. The Proposed Setback Area Parking Complies With Code Requirements For The Site Plan Section 514 states that “Parking shall be provided in a manner consistent with standards for contemporary development practices, but in no case shall parking be less than the requirements of the Los Angeles Municipal Code (“LAMC”). No parking space shall be located in a setback area except with prior written approval of the Agency. Parking spaces shall be paved and drained so that storm and surface waters draining from parcels will not cross public sidewalks. Parking spaces visible from streets shall be landscaped in accordance with the City’s zoning ordinance to prevent unsightly or barren appearance. Lighting for parking spaces shall be shielded from adjacent properties and adjoining streets.” In short, Section 514 provides that the Board has the discretion to approve the Project’s proposed setback parking by finding LAMC parking requirements are met, and giving (or authorizing staff to give) a written approval for such parking. The Site is a narrow parcel with approximately 25 feet of street frontage and 100 feet of depth. This configuration creates major physical constraints to providing the LAMC required parking for the Project without utilizing the rear setback area. The Site Plan demonstrates that the required number of LAMC-required parking stalls can be safely and conveniently provided in this setback area. Safe and convenient access of the residents to these stalls is provided from the 14 feet wide alley, which abuts the rear setback area of the Site. Based thereon, staff recommends that the Board approve the proposed rear-setback parking to allow development of the Project on the narrow Site (and authorize staff to advise Owner in writing of such approval). RE: Initial Action. SOURCE OF FUNDS No funding is required for this action. PROGRAM AND BUDGET IMPACT The proposed actions will not require CRA/LA funds except for staff working on the Project. There is also no fiscal impact to the City’s General Fund as a result of the recommended actions. Staff time for such activities is budgeted in Objective MC6990 (Response to Development Opportunities). ENVIRONMENTAL REVIEW RESIDENTIAL USE ON COMMERCIAL DESIGNATED PARCEL 4 The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (“CEQA”) pursuant to Article VII, Sec. 1 c (2) of CRA/LA’s CEQA Guidelines. BACKGROUND Staff has reviewed the submitted Project and its design and recommends approval, with the condition that the Owner adhere to the following conditions: 1. Submittal of Final Construction Documents for CRA/LA staff review and approval, and Owner’s execution and recordation of the “Owner’s Acceptance of CRA/LA Conditions” and Schedule of Performance. The “Owner’s Acceptance of CRA/LA Conditions” will define the scope of work, and obligate the Owner to construct the Project in accordance with the Approved Documents and Schedule of Performance. 2. Construction of the Project shall be in compliance with the CRA/LA staff approved Construction Documents. The Owner has accepted the above conditions, and has been working with CRA/LA staff on all design issues. The Project complies with Sections 506 and 514 of the Redevelopment Plan. On October 24, 2007, the CAC reviewed and concurred with the proposed Project with the condition that the building design and landscaping reviewed by the CAC be maintained throughout construction. The Ninth District Council Office also supports the Project to allow the conversion to residential use of the Commercial designated Site to permit the two residential units thereon. Cecilia V. Estolano Chief Executive Officer By ________________________________ Glenn F. Wasserman Chief Operating Officer There is no conflict of interest known to me, which exists with regard to any CRA/LA officer or employee concerning this action.
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